Understanding planning · 13 min read
Planning application documents: what to read first
Understand planning application documents, officer reports and decision notices. Use a reading checklist, document table and worked example to inspect a case.
Application overview
Proposed Extension to Existing Dwelling.
Proposal details
- Reference
- 25/0577/PA
- Ward
- Carew, Carew And Jeffreyston
- Agent
- Mr Heath Coombe
- UPRN
- 10009873916
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 0 of 0
No documents match this view.
Documents open on the council website. Browse council documents if a link has changed.
Application timeline
Council milestones and published deadlines. A deadline passing does not confirm a decision.
Consultation expiry date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceStatutory expiry date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceSite notice end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceDecision due date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceExtension date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Planning conditions
- The development shall begin no later than five years from the date of this decision. Reason: To comply with the requirements of Section 91 of the Town & Country Planning Act 1990 (as amended).
- The development shall be carried out in accordance with the following approved plans and documents: 001 Existing Location Plan & Existing Site Plan 002 Existing Site Plan 003 Existing Elevations 004 Existing Ground Floor Plan & Existing Site Plan 005 Existing First Floor Plan & Existing Attic Floor Plan 006 Proposed Location Plan & Proposed Site Plan 007 Proposed Site Plan 008A - Proposed elevations 009A - Proposed ground floor plan & proposed site plan (part) 010 Proposed First Floor Plan & Proposed Attic Floor Plan Reason: In the interests of amenity and to comply with the requirements of policy GN.1 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
- The scheme shall be implemented in accordance with the mitigation and recommendations in Section 7 of the Report - Bats, breeding birds - Dairy Hayes, Carew, Pembs. SA70 8AY by Landsker Ecology (ref. DairyHayes/CarewEst/LE21.05) and on the drawing 008 – Proposed Elevations received on 08/12/2025. Reason: To ensure that animal and plant species and habitats listed under the Conservation of Habitats and Species Regulations 2017 (as amended) and the ecological interests of the site are adequately protected and to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and Section 6 of PPW (Edition 12).
- In the first available planting and seeding seasons following commencement of the development hereby approved, the proposed planting which must be native species must be implemented in accordance with the submitted Green Infrastructure Statement (as amended by the email received by the local planning authority from the agent on 8th December 2025) and Proposed Site Plan 009A. Any existing plants retained or translocated; or new plants planted or seeded in accordance with the approved scheme which, within a period of 3 years after implementation of the approved development are removed, die, become diseased or damaged to such extent that, in the opinion of the Local Planning Authority, the function in relation to this planning approval is no longer delivered, shall be replaced with plants of similar size and specification. Reason: To ensure that animal and plant species and habitats listed under the Conservation of Habitats and Species Regulations 2017 (as amended) and the ecological interests of the site are adequately protected and to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), Section 6 of PPW (Edition 12).
- Prior to occupation of the development hereby approved, the proposed bird box and bat box must be installed in accordance with the submitted Green Infrastructure Statement and Proposed Elevations. If any of these features which, within a period of 5 years after implementation of the approved development, are removed, damaged or become otherwise defective, to such extent that, in the opinion of the Local Planning Authority, the function in relation to this planning approval is no longer delivered, they shall be replaced with boxes of similar size and specification. Reason: To ensure that animal and plant species and habitats listed under the Conservation of Habitats and Species Regulations 2017 are adequately protected and to protect and enhance the character and appearance of the site and its setting and to accord with the requirements of policy GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Any external lighting must be low level, downward facing, hooded and on a short PIR activated timer as recommended within Section Appendix 6 of the bat survey by Landsker Ecology. Reason: In the interests of biodiversity and to accord with Policy GN.37 (Protection and Enhancement of Biodiversity) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- No development shall commence until a scheme for surface water disposal has been submitted to and approved in writing by the local planning authority. The scheme shall include an assessment of the sites potential for disposing of surface water by means of a sustainable drainage system, with the results of the assessment provided to the local planning authority. The scheme shall be implemented in accordance with the approved details prior to the first use of the building and retained as such for as long as the development exists. Reason: To ensure that a satisfactory means of drainage is provided, and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Having regard to the details of the application proposals, and the relevant provisions of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) as summarised below Policies SP 1, SP 16, GN.1, GN.2, GN.37 and GN.38 It is considered that subject to compliance with the conditions attached in this permission, the proposed development would be in accordance with the Development Plan. This informative is intended only to be a summary of the reasons for the granting of planning permission. For further details on the decision, please see the application report under the above reference.
- This planning permission does not provide consent to undertake works that require an EPS licence. It is an offence to deliberately capture, kill or disturb EPS or to recklessly damage or destroy their breeding sites or resting places. If found guilty of any offences, you could be sent to prison for up to 6 months and/or receive an unlimited fine. To undertake the works within the law, you can obtain further information on the need for a licence from Natural Resources Wales on 0300 065 3000 or at: https://naturalresources.wales/permits-and-permissions/protected-species-licensing/european-protected-species-licensing/information-on-european-protected-species-licensing/?lang=en Licence All British bat species are European Protected Species by virtue of their listing under Annex IV of EC Directive 92/43/EEC (The Habitats Directive). This Directive has been transposed into British Law under the Conservation of Habitats and Species Regulations (2017). As the bat survey revealed the presence of a bat, work may require derogation in the form of a licence from NRW, which the developer has to apply for. Before such a licence can be granted, the following tests (specified in Article 16 of the EU Habitats Directive and in regulation 55 (9) of the 2017 Regulations) must be satisfied: (i) there is no satisfactory alternative to the derogation; (ii) the derogation is not detrimental to the maintenance of the populations of the species concerned at a favourable conservation status in their natural range; (iii) the derogation is in the interests of public health and public safety, or for other imperative reasons of overriding public interest, including those of a social or economic nature and beneficial consequences of primary importance for the environment.
- From 7th January 2019, all new developments of more than 1 property or where the construction area that has drainage implications is 100 square metres or more, will require sustainable drainage systems (SuDS) for surface water. The SuDS must be designed and built in accordance with Statutory SuDS Standards published by the Welsh Ministers and SuDS Schemes must be approved by the local authority acting in its SuDS Approving Body (SAB) role, before construction work begins. Pembrokeshire County Council as SuDS Approving Body (SAB) considers that by virtue of the fact that the construction area that has drainage implications appears to be in excess of 100 square metres, the proposed works will require SAB approval prior to the commencement of any works on site relating to this application. The applicant can obtain further information in relation to the SAB approval process from the Authorities website at www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-body-sab The applicant should be informed that approval should be sought from: SAB Community Services Directorate Infrastructure Division Pembrokeshire County Council County Hall Haverfordwest Pembrokeshire SA61 1TP e-mail: sab@pembrokeshire.gov.uk The SAB team can be contacted by telephone as follows 01437 776142. If you require any other non-SAB related information please contact me on extension 6548.
- Under the Wildlife and Countryside Act 1981 it is an offence to damage, destroy or obstruct access to any structure or place that bats, great crested newts or any other animal listed in Schedule 5 of the Act use for shelter or protection. Under this Act it is also an offence to disturb barn owls whilst building a nest or in the vicinity of a nest containing eggs or young. If there is any suggestion that the site is being occupied by any of the species, you are advised to consult Natural Resources Wales on Telephone: 0300 065 3000 or email: enquiries@naturalresourceswales.gov.uk, before proceeding with the development hereby authorised.
